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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Manufacturing properties
8650 Cleta St Downey, CA 90241-5201
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6352531
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1955
Total area
6,000 SF
Lot
0.39 ac (16,868 SF)
Zoning code
DOM1*
APN
6255-021-039
UPID
US09-6352531
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.47M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.51M
Owner & transaction history
Efi Empire Foam Innovations INC · 2 yrs held
Efi Empire Foam Innovations INC
since 2023
Last sale
$1.6M
4 recorded transactions
Zoning & alternative use
DOM1* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+16.3%
Commercial (general)
$1.9M
+13.7%
Warehouse, storage
$1.8M
+8.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Downey submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downey submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,430,000
ML approach
$1,470,000
CAP Approach
CAP Return
Estimation
6%
$1,240,000
6.5%
$1,145,000
7%
$1,065,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,630,000
Current use
OFFICE BUILDING
$1,895,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,855,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,765,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±10% · vs last sale $1.56M (Aug 30 2023)
Last sale anchor
$1.56M
Aug 30 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$251 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$20,962
Tax year 2024
Assessed value
$1,625,104
Assessed 2024
Previous assessed
$1,625,104
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,248,480
Assessed improvement
$376,624
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1955
Heating
NONE
Stories
1
Total area
6,000 SF
Lot
0.39 ac (16,868 SF)
Zoning code
DOM1*
APN
6255-021-039
UPID
US09-6352531
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM1* · Downey, CA
Zoning DOM1* · permitted uses
DOM1* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downey. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Efi Empire Foam Innovations INC
Entity
Mailing address
6891 FLORENCE PL, BELL GARDENS, CA 90201-3239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2023
—
Efi Empire Foam Innovations INC
Efi Empire Foam Innovations INC
Intrafamily Transfer
related
$727,000 · Business Finance Capital
Aug 6, 2021
$1,562,000
Efi Empire Foam Innovations INC
Judith K Brummond
Grant Deed
$1,249,600 · Harvest Small Business Finance LLC
Aug 6, 2021
—
Jill A Brown
Jean A Blume
Quit Claim Deed
related
—
May 26, 1992
—
Blume Jean A Tr Et Al
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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